PZ - Staff ReportMeridian High School Auditorium – H-2018-0101 PAGE 1
STAFF REPORT
Hearing Date: October 4, 2018
TO: Planning & Zoning Commission
FROM: Josh Beach, Associate City Planner
208-884-5533
SUBJECT: Meridian High School Auditorium – H-2018-0101
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, LCA Architects, has applied for two (2) conditional use permits (CUP) for the
following:
1) construct a new 31,922 square foot auditorium addition to the existing Meridian High School in
an R-4 zoning district and
2) extend the use of the non-conforming parking area along W. Pine Ave. See Section IX Analysis for
more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP applications with the conditions listed in Exhibit B,
based on the Findings of Fact and Conclusions of Law in Exhibit C.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-
0101, as presented in the staff report for the hearing date of October 4, 2018, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0101,
as presented during the hearing on October 4, 2018, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0101 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
1900 W. Pine Avenue (Parcel No. S1211141841)
Located in the northeast ¼ of Section 11, Township 3 North, Range 1 West
B. Owner(s):
Meridian Joint School District No. 2
2301 E. Lanark Street
Meridian, ID 83642
Meridian High School Auditorium – H-2018-0101 PAGE 2
C. Applicant/Representative:
Scott Henson, LCA Architects
1221 Shoreline LN.
Boise, ID 83702
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the
Planning & Zoning Commission on this application, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: September 14, 2018
C. Radius notices mailed to properties within 300 feet on: September 7, 2018
D. Posted to Next Door: September 10, 2018
E. Applicant posted notice on site(s) on: September 20, 2018
VI. LAND USE
A. Existing Land Use(s) and Zoning: The site is currently zoned R-4 and is developed with a public
high school.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: This is a school site that is
surrounded by residential properties.
North: Baseball field and residential properties in Vineyards Subdivision, zoned R-4
West: Rural residential/agricultural property, zoned RUT in Ada County
South: School property, Pine Avenue, & residential properties in Merrywood Subdivision, zoned
R-8
East: School property, zoned R-4
C. History of Previous Actions: Over the years multiple applications have been approved for the site.
Below are the more recent applications regarding the property:
1. CZC-01-009 – Meridian High School Cafeteria and classroom addition;
2. AZ-05-059, CUP-05-053 and VAR-06-003 – Annexation and conditional use permit to
develop the Tech Center. This building was constructed on a separate parcel owned by
the school district.
3. CZC-06-022 –Meridian High Tech Center (59,279 sf).
4. CUP-12-015/MCU 15-002 – Meridian High School building expansion (51,855 sf).
5. CZC-12-035 – Meridian High School Tennis Facility (167 sf).
6. CZC-12-054 – Meridian High School Central Plant Addition (2,056 sf).
7. CZC-14-025 – Meridian High School Class room Addition (10,511 sf).
8. A-2017-0048 – The school was approved for a parking lot expansion.
9. A-2018-0084 – Meridian High School Diesel Addition (3,220 sf).
D. Utilities:
Meridian High School Auditorium – H-2018-0101 PAGE 3
1. Public Works:
a. Location of sewer: Existing utilities are located on site.
b. Location of water: Existing utilities are located on site.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Rutledge Lateral runs across this site but is tiled. The Nine
Mile Creek transverses the north boundary.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property is not within the floodplain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated “Civic” on the Comprehensive Plan Future Land Use Map. Per the
Comprehensive Plan (page 34), these areas are designated to provide areas throughout the Area of
Impact which provide educational opportunities, community gathering places, and green space.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
Encourage compatibility of schools uses with neighborhoods and adjacent land uses (Chapter 3,
pg. 46).
Since the school use of the site is not changing, staff is of the opinion that the expansion should
have minimal impact on the surrounding residential uses. The proposed addition is internal to the
site.
Ensure that facilities and services keep up with growth (Chapter 3, pg. 46).
The property is currently developed with a public high school. The proposed addition is needed to
provide additional classroom space to meet the educational needs of the school.
Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City. (Chapter 3, pg. 45)
The site is already connected to city services. The building addition should not impact the
services being provided to this site.
Encourage Infill Development. (Chapter 3, pg. 50)
The proposal is an expansion of the existing Meridian High School Campus. The site is 33 acres
in size and accommodates the proposed expansion.
VIII. UNIFIED DEVELOPMENT CODE
A. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the permitted,
accessory, conditional, and prohibited uses in the R-4 zoning district. Expanding the footprint of
the building requires obtaining a conditional use permit.
B. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-5 for the R-4
zoning district apply to this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Meridian High School Auditorium – H-2018-0101 PAGE 4
The applicant requests conditional use approval to construct a new 31,922 square foot building
addition to Meridian High School. The proposed addition will be placed in the existing courtyard
and will consist of an auditorium, a new lobby, new restrooms, a prop shop, dressing/make-up
rooms and a new band room. Because the education facility is expanding, the UDC requires the
approval of a conditional use permit.
Per UDC Table 11-2A-2, a CUP is required for the proposed addition to the Public Education
Institution, subject to specific use standards listed 11-4-3-14, in the R-4 zoning district.
Specific Use Standards: There are specific use standards listed in UDC 11-4-3-14, Education
Institution that apply to the proposed use. If approved, the proposed use is required to comply
with the standards pertaining to accessory uses and portable classrooms, as applicable.
Non-conforming use: As noted below, Meridian High School has had several additions and
improvements made to the site over many years; some pre-date the adoption of the UDC. Due to
the number of improvements after the adoption of the UDC, the landscape ordinance requires
some of the site to be brought up to meet current landscape standards.
Specifically, UDC 11-3B-2D requires compliance with the landscape ordinance if the building on
the site expands beyond certain thresholds. Because of the number of additions after 2005 is
approximately 49% of the existing structures on the site (114,354/230,363 square feet), perimeter
and right of way landscaping is required to be installed. With several of the expansions to the site,
the applicant has incrementally increased landscaping to the site to comply with UDC standards.
The two (2) areas that don’t currently meet UDC standards is a portion of the parking area along
Pine Ave. and a portion of the site on the east boundary, north of the bus access along Linder
Road.
Per UDC 11-1B-4, the applicant has submitted a conditional use permit to allow the school to
extend the use of the non-conforming parking lot along Pine Ave. to maintain the current parking
stalls constructed on the site. As an alternative, the applicant is recommending the following
improvements to the site:
1. Construct a new 25 foot wide buffer with (39) 2 inch caliper trees along N. Linder Road.
2. Construct a new 5 foot wide landscape buffer between the parking lot and the adjoining
property to the west (the Seminary) with (8) 2 inch caliper trees.
Meridian High School Auditorium – H-2018-0101 PAGE 5
3. The new trees planted around the new auditorium will include 5 inch caliper trees where
possible for a total of 52 new caliper inches.
4. Because the applicant is proposing to add additional landscaping to the site, staff is
supportive of the alternative landscape improvements as noted above. Staff highly
recommends once this parking are is scheduled for replacement that the School District
reconstruct this parking area in accord with UDC standards..
Tree Mitigation: Due to the proposed building expansion, several of the mature trees in front of
the school may be relocated or removed. The applicant is coordinating with the City Arborist to
determine which trees need to be mitigated. The submitted landscape plan must detail the
mitigation plan coordinated with the City Arborist and demonstrate compliance with the tree
mitigation standards in accord with UDC 11-3B-10.
Parking: The applicant has provided a parking analysis to ensure the site has adequate parking in
accord with the parking standards in the UDC. Under the UDC, non-residential uses require 1
stall per 500 square feet of gross floor area. Currently, the site is developed with 894 parking
stalls which exceed the minimum of 746 parking stalls required by code.
Multi-use Pathway: The City’s pathways Master Plan has had a multi-use pathway designated
along the south side of the Nine Mile Creek since at least 2010 when the Meridian Pathways
Master plan was adopted. Since that time, several CZC’s have been approved for the site and no
improvements have been made in terms of constructing the multi-use pathway. Staff is of the
opinion that requiring the pathway and associated landscaping may not be feasible with this
application, but that obtaining a pathway easement will set up the construction of the pathway
with a future Certificate of Zoning Compliance.
Building Elevations: The primary building material of the existing school is brick. The
applicant is proposing a more contemporary design that includes horizontal metal paneling,
decorative metal screening panels and glass. Staff is of the opinion that the proposed addition will
add a modern touch to the existing building and complement other structures (tech building to the
west) developed near the site.
.
Certificate of Zoning Compliance: The applicant is required to submit an application for
Certificate of Zoning Compliance for the proposed use prior to establishment of the new use in
accord with UDC 11-5B-1.
Design Review: The applicant is required to submit an application for Design Review concurrent
with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8.
Staff recommends approval of the applicant’s request subject to the conditions of approval listed
in Exhibit B.
Meridian High School Auditorium – H-2018-0101 PAGE 6
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning & Aerial Map (dated 8/22/2018)
2. Proposed Site Plan (dated 8/22/2018)
3. Landscape Plan (dated 8/22/2018)
4. Proposed Elevations (dated 8/22/2018)
B. Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
Meridian High School Auditorium – H-2018-0101 PAGE 7
Exhibit A.1: Vicinity & Aerial Map (dated 8/22/2018)
W Willard St
NW
1
1
t
h
S
t
W Sheryl St W Sonoma Dr
W Forecast St
NW
1
2
t
h
A
v
e
W Carlton Ave
W Camellia Ln
NW
1
3
t
h
P
l
NW
7
t
h
S
t
W Carlton St
W Snyder Dr
W Jayton Dr
W
S
u
n
n
y Slope Dr
NW
1
0
t
h
S
t
W State St
N
W
1
5
t
h
S
t
N
W
a
r
d
A
v
e
W
S
anta Clara Dr
W Taylor Ave
NW
8
t
h
S
t
W Elm Pl
W Maple Ave
W Snyder S t
W Leonard St
N O c e a n A v e
W S l a t o n Dr
NW
7
t
h
A
v
e
W Marcon Ln
W Washington Dr
N
W
9
t
h
A
v
e
N
L
e
i
s
u
r
e
L
n
N
T
i
n
a
M
a
r
i
e
A
v
e
NW
1
3
t
h
A
v
e
NW
1
5
t
h
A
v
e
W North Gate Ave
W Wave Ct
W Rebecca
W
a
y
N
S
i
l
v
e
r
a
d
o
P
l
N
T
a
l
l
P
i
n
e
P
l
W Elm Ct
W Clarinda St
NW
1
4
t
h
A
v
e
W Lucerne St
N
R
o
t
a
n
A
v
e
N Y
a
k
i
m
a
W
a
y
N
M
a
u
r
a
P
l
W Leroy Ct
NW
7
t
h
S
t
W Wave Ct
W Santa Clara Dr
W State StNW 1 5 t h A v e
W Pine Ave
W Cherry Ln
N
L
i
n
d
e
r
R
d
W Franklin Rd
NW
8
t
h
S
t
R-4
I-L I-L
R-8
R-8
L-O
RUT
R-15
C-N
C-C
R-8
C-G
L-O
R-15
L-O
R1
R-8
R-8
L-O
C-C
L-O
L-O
L-O
RUT
L-O L-O
L-O
R-40
RUT
L-O
R-15
R-15
L-O
L-O
L-O
R1
R1
C-G
C-C
R-8
L-O
R1
C-NR-15
L-O
L-O
R-4
RUT
W State St
W Snyder Dr
NW
1
5
t
h
S
t
W Jayton Dr
W Maple Ave
N
T
i
d
w
e
l
l
W
a
y
W Sl
a
t
o
n
D
r
W Santa Clara Dr
W Carlton St
W Washington St
NW
1
5
t
h
A
v
e
N
T
a
l
l
P
i
n
e
P
l
NW
1
3
t
h
A
v
e
N
M
i
n
e
r
a
l
W
e
l
l
s
A
v
e
NW
1
4
t
h
A
v
e
W Biddick StN
R
o
t
a
n
A
v
e
W Idaho Ct
NW
1
5
t
h
A
v
e
W Santa Clara Dr
NW
1
3
t
h
A
v
e
N
R
o
t
a
n
A
v
e
W Pine Ave
N
L
i
n
d
e
r
R
d
1900
531
1351
2090
21
5
0
1
6
8
0
1155
16
6
5
1
7
8
5
17
2
5
20
4
0
112
1
1514
165
5
8
2
0
1
4
0
5
739
1616
2
3
1
3
1
9
0
3
17
0
5
696
1
6
2
5
73
1
1007
1017
1027
1527
1528
830
77
5
753
740
988
78422752175
1908
7
6
1
761
1998
691
694
222
5
13
0
9
660
221
7
20
8
1
21
9
9
568
814
712
728
754
788
772
12
7
1
690
1
5
0
4
740
21
7
3
1775
17
0
2
13
2
0
14
3
6
980
585
20
4
3
15
3
3
1443 14011115
17
4
7
17
1
3
18
4
9
17
9
3
17
7
5
18
2
3
573
705
585597
1104
609
778
625643
749
20
9
5
21
5
9
21
2
1
1036
20
7
1
20
1
5
689
673
659
631
593617
674
834
860
698
720
742
795
857
841
823
716
18
5
8
586
772
753
732
757
1282
721
13
5
0
713
745
13
5
5
15
1
5
15
0
1
14
2
7
14
0
9
14
0
2
13
8
6
13
6
4
13
4
2
13
8
9
15
3
0
15
3
0
15
3
0
13
4
3
13
2
2
20
6
5
15
2
3
15
0
7
14
3
5
14
1
9
20
7
3
21
5
9
21
1
5
20
8
7
21
3
7
20
9
9
19
6
7
20
1
9
20
0
1
19
4
5
19
8
9
20
4
3
19
5
4
13
0
6
Meridian High School Auditorium – H-2018-0101 PAGE 8
Exhibit A.2: Proposed Site Plan (dated 8/22/2018)
Meridian High School Auditorium – H-2018-0101 PAGE 9
Exhibit A.3: Landscape Plan (dated 8/22/2018)
Meridian High School Auditorium – H-2018-0101 PAGE 10
Exhibit A.4: Elevations (dated 8/22/2018)
Meridian High School Auditorium – H-2018-0101 PAGE 11
B. Conditions of Approval
1. PLANNING DIVISION
1.1 The site plan, landscape plan and building elevations prepared by LCA Architects (dated
8/22/2018) contained in Exhibit A are approved with the comments and conditions in this report.
1.2 The applicant shall have the continuing obligation to meet the specific use standards for the
approved education institution use as set forth in UDC 11-4-3-14.
1.3 The existing trees that are proposed to be removed on the site plan shall comply with the
standards for mitigation listed in UDC 11-3B-10C.5.
1.4 The applicant is not required to install the 25-foot wide landscape buffer along Pine Ave, if the
Commission approves conditional use permit to allow the extension of the non-conforming
parking area. The applicant shall install the following landscaping as part of their project :
1. Construct a new 25 foot wide buffer with (39) 2 inch caliper trees along N. Linder Road.
2. Construct a new 5 foot wide landscape buffer between the parking lot and the adjoining
property to the west (the Seminary) with (8) 2 inch caliper trees.
3. The new trees planted around the new auditorium will include 5 inch caliper trees where
possible for a total of 52 new caliper inches.
1.5 The applicant shall submit an application for Certificate of Zoning Compliance for the proposed
use prior to establishment of the new use in accord with UDC 11-5B-1.
1.6 The applicant shall submit an application for Design Review concurrent with the Certificate of
Zoning Compliance application in accord with UDC 11-5B-8.
1.7 The applicant shall have a maximum of two (2) years to commence the use as permitted in accord
with the conditions of approval listed above. If the use has not begun within two (2) years of
approval, a time extension may be requested in accord with UDC 11-5B-6F prior to expiration. If
a time extension is not requested or granted and the CUP expires, a new conditional use permit
must be obtained.
1.8 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.9 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
11-2-A-5.1.10 The applicant shall coordinate with the Parks Department on the desired location
of a pedestrian pathway easement on the south side of the Nine Mile Creek and prior to obtaining
a certificate of occupancy for the addition, shall record a pedestrian pathway easement.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer and water service for this proposed expansion will come from existing mains
located on site. Record drawings will be required prior to a Certificate of Occupancy is issued.
3. FIRE DEPARTMENT
3.1 The Fire Department did not submit comments on this application.
4. POLICE DEPARTMENT
4.1 The Police Department did not submit comments on this application.
5. REPUBLIC SERVICES
Meridian High School Auditorium – H-2018-0101 PAGE 12
5.1 Republic Services has no comments related to this application.
6. ADA COUNTY HIGHWAY DISTRICT
7. PARKS DEPARTMENT
7.1 The Parks Department has no comments related to this application.
Meridian High School Auditorium – H-2018-0101 PAGE 13
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that the subject property is large enough to accommodate the proposed use and
dimensional and development regulations of the R-4 district. (see Analysis Section IX for
more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed use is consistent with the Comprehensive Plan future land use
map designation of Civic for this site. Further, staff finds the proposed use of the site is
consistent with the Comprehensive Plan in that the proposed addition of the school facility
will assist in keeping up with growth in the City.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Staff finds that if the applicant complies with the conditions outlined in this report, the
expansion of the use should be compatible with other uses in the general neighborhood and
with the existing and intended character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff finds that if the applicant complies with the conditions outlined in this report, the
expansion of the use will not adversely affect other properties in the area. The Commission
should rely upon any public testimony provided to determine if the development will
adversely affect other properties in the vicinity.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
Staff finds that the expansion of the use will be served adequately by all of the public
facilities and services listed above.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for the expansion of
the use. Staff finds there will not be excessive additional requirements at public cost and that
the proposed use will not be detrimental to the community’s economic welfare.
Meridian High School Auditorium – H-2018-0101 PAGE 13
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Staff finds the expansion of the use will not involve any of the above listed activities or
processes that would be detrimental to persons, property, or the general welfare.
h. That the proposed use will not result in the destruction, loss or damage of a
natural, scenic or historic feature considered to be of major importance.
Staff finds the expansion of the use will not result in the destruction, loss or damage of any
natural, scenic or historic feature.